A couple of weeks ago someone was telling me about their recent investment property purchase. They had borrowed the full property price plus purchase costs. Their strategy was to hold it for about 3 to 4 years and then sell it for a substantial profit.
Alarm bells were already ringing for me – then they came out with “the worst that could happen is we sell it for what we bought it for.”
I do not have a bias for or against any particular type of investment asset, although some may interpret that I do. I favour robust decision making where the outcome is selecting the right strategies and assets for you right now. What is appropriate for you will be fluid and change over time as your situation evolves.
When it comes to residential property too often I encounter beliefs and decision making that is far from robust.
I hear phrases like “property is safe”, “property doesn’t go down”, “you can’t lose money on property” and “property is the best investment”.
“Smart people believe weird things because they are skilled at defending beliefs they arrived at for non-smart reasons.”
— Michael Shermer
Confirmation bias is one of our natural tendencies where we selectively focus on and easily recall information that reinforces our existing beliefs. At the same time we selectively ignore and forget information that would challenge that belief.
When people talk to me about residential property they seem to always have a toolkit of anecdotes they can roll-out to prove their point. Often they can’t recall knowing anyone who has lost money, or reading any news about property loses.
I know a lot of people have made good money investing in residential property in the past decade. But I also know people who have lost money, sometimes lots. And I also see the more scientific statistics of movement in real estate indices (and the indices of other asset types.)
“…thinking anecdotally comes naturally, whereas thinking scientifically does not.”
— Michael Shermer
Evidence to help you
In the interests of supporting you in making more robust decisions I am starting to collate and publish evidence to challenge the common misconception that property does not go down. Here is the first:
House prices tipped to slip in year ahead
I live in the “boom town” of Perth where optimism about property investment is astounding. Yet even in Perth property does go down as reported by The Weekend Australian:
“The Rismark-RP Data house price index shows the market is weakest in Perth, where average prices have fallen by 4.9 per cent, or almost $25,000, since May.
Average apartment prices in Perth are down $44,000. Home buyers in Perth have seen no capital appreciation since August 2007.”
(emphasis added by me.)
Wow, two whole years where investors potentially had no capital appreciation to compensate them for negative cash flow (from rent not covering interest).
Selling your property for what you bought it for is certainly not the worst that could happen!
Ensure you are scientific in your research and make robust decisions about what is right for you right now.